4707 Ruth Ave N · Lehigh Acres, FL 33971

$332,650

4 bd · 2.0 ba · 1,755 sqft · Land · 100 Days on market

Built 2026 0.26 ac lot

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Rent growth +1.3/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great lot in a rapidly growing area near Lehigh Acres Community Park. Just 9 miles from Southwest Florida International Airport, 4.28 miles from a golf course, and 11 miles from shopping centers, with easy access to I-75 and the Gulf of Mexico. This 1/4 acre land lot offers a fantastic opportunity for your dream home, with no HOA association. Perfect for a family home, retirement residence, or rental investment. Located in a quiet, family-friendly neighborhood, it provides ample space for a home, pool, and yard. Centrally situated near SR-82, churches, hospitals, schools, and shopping, all while surrounded by nature. Vacant lots are in high demand, so secure this one today!

Key facts

• Upgrade cabinets
• Irrigation system
• Granite counter tops

Tags

• EXTERIOR FRENCH GLASS DOORS
• SEPARATE TILED SHOWER
• GRANITE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• UPGRADE CABINETS
• IRRIGATION SYSTEM

Property features AI

Finance

• Other: Corner lot with paved road access; Lot exposures to the west; Lot dimensions approximately 85 x 136; Zoning: RS-1; Irrigation supplied by well
• Financial info: Pets allowed
• HOA & community: No association fee listed

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Well water; Septic tank; Cable not available
• Home design: Single-story home; New construction; Faces east; Entry on level 1
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Open porch; Room for pool; Sprinkler/irrigation system (automatic); Shutters (manual)

Interior

• Kitchen: Dishwasher; Microwave; Range; Reverse osmosis system
• Bedrooms: Great Room
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Thermal windows; Cathedral ceilings; Pantry; Cable TV ready; Split bedroom floorplan; Bathtub; Separate shower; Open living/dining area
• Laundry & utility: Washer hookup inside; Dryer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $333k.

Deal economics

• At list price, monthly cash flow is $-523 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (32.4% below list).
• Recommended offer: $225k (32.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#826 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools D-.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-4.7%/yr); 1335 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 35% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($303k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $19k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $333k implies a 1412% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,829 (32.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.68% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.73%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -31.3%
• Equity multiple: -0.01×
• Total profit: $-93,751
• Equity at exit: $49,599

10-year hold

• IRR: -55.4%
• Equity multiple: -0.61×
• Total profit: $-149,831
• Equity at exit: $28,761

Cash invested: $93,142 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33971

• Home prices YoY: -8.0%
• Rents YoY: -4.7%
• Active inventory: 1335
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,248 high
• Mortgage (P&I): −$1,744
• Tax est. 1.5%: −$416 /mo · $4,990/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-523

Break-even live

Break-even rent $2,910

Max offer price $257,012

Occupancy floor —

Sensitivity live

Price	-10% $-293	-5% $-408	+0% $-523	+5% $-638	+10% $-753
Rent	-10% $-700	-5% $-612	+0% $-523	+5% $-434	+10% $-345
Rate	-1.0pp $-355	-0.5pp $-438	base $-523	+0.5pp $-609	+1.0pp $-697

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $83,162
• Closing costs: $9,980
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3304 49th St W Lehigh Acres, FL	3.0	2.0	1399	$2,340	$1.67	3d	1	0.14mi
3213 51st St W Lehigh Acres, FL	3.0	2.0	1654	$2,250	$1.36	3d	1	0.28mi
3512 50th St W Lehigh Acres, FL	3.0	2.0	1615	$1,995	$1.24	15d	1	0.36mi
3306 56th St W #1 Lehigh Acres, FL	4.0	2.0	1534	$2,099	$1.37	22d	1	0.54mi
3012 51st St W Lehigh Acres, FL	3.0	2.0	1551	$1,599	$1.03	17d	1	0.55mi
3201 57th St W Lehigh Acres, FL	3.0	2.0	1630	$2,100	$1.29	25d	1	0.64mi
5901 Rita Ave N Lehigh Acres, FL	3.0	2.0	1324	$2,000	$1.51	25d	1	0.73mi
3601 57th St W Lehigh Acres, FL	3.0	2.0	1458	$1,850	$1.27	4d	1	0.73mi
3005 41st St W Lehigh Acres, FL	3.0	2.0	1853	$2,250	$1.21	25d	1	0.73mi
3103 58th St W Lehigh Acres, FL	3.0	2.0	1310	$1,800	$1.37	4d	1	0.75mi
3202 37th St W Lehigh Acres, FL	3.0	2.5	1412	$1,705	$1.21	15d	1	0.75mi
3005 40th St W Lehigh Acres, FL	3.0	2.0	1272	$2,000	$1.57	4d	1	0.78mi
3310 35th St W Lehigh Acres, FL	4.0	2.0	2133	$1,745	$0.82	25d	1	0.81mi
3313 35th St W Lehigh Acres, FL	3.0	2.0	1458	$1,950	$1.34	25d	1	0.85mi
2910 57th St W Lehigh Acres, FL	3.0	2.0	1550	$1,805	$1.16	3d	1	0.85mi
4626 Ida Ave N Lehigh Acres, FL	3.0	2.0	1615	$2,000	$1.24	17d	1	0.86mi
2809 55th St W Lehigh Acres, FL	4.0	2.5	2113	$2,300	$1.09	4d	1	0.89mi
2808 44th St W Lehigh Acres, FL	4.0	2.0	1800	$1,745	$0.97	25d	1	0.91mi
2800 47th St W Lehigh Acres, FL	3.0	2.0	1370	$2,000	$1.46	25d	1	0.93mi
5100 Hanna Ave N Lehigh Acres, FL	3.0	2.0	1918	$1,950	$1.02	4d	1	0.95mi
3202 61st St W Lehigh Acres, FL	3.0	2.0	1777	$1,800	$1.01	25d	1	1.01mi
2806 58th St W Lehigh Acres, FL	4.0	2.0	1993	$2,300	$1.15	4d	1	1.03mi
2713 56th St W Lehigh Acres, FL	3.0	2.0	1606	$2,100	$1.31	22d	1	1.04mi
2719 42nd St W Lehigh Acres, FL	3.0	2.0	1637	$2,000	$1.22	15d	1	1.05mi
3016 62nd St W Lehigh Acres, FL	4.0	2.0	1389	$1,750	$1.26	22d	1	1.12mi
3217 64th St W Lehigh Acres, FL	4.0	2.0	1897	$2,400	$1.27	4d	1	1.14mi
2809 Darlene Pl Lehigh Acres, FL	3.0	2.0	1600	$2,000	$1.25	25d	1	1.16mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$2,095	$1.16	22d	1	1.18mi
2910 61st St W Lehigh Acres, FL	4.0	2.0	1810	$1,915	$1.06	3d	1	1.18mi
3208 31st St W Lehigh Acres, FL	3.0	2.0	1501	$2,100	$1.40	25d	1	1.19mi
2610 40th St W Lehigh Acres, FL	3.0	2.0	1472	$2,000	$1.36	25d	1	1.21mi
3013 64th St W Lehigh Acres, FL	3.0	2.0	1389	$1,750	$1.26	25d	1	1.22mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	4d	1	1.23mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	4d	1	1.23mi
4626 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	25d	1	1.24mi
4624 Connie Ave N Lehigh Acres, FL	3.0	2.0	1562	$2,200	$1.41	25d	1	1.24mi
3175 Sunshine Blvd Lehigh Acres, FL	3.0	2.0	1633	$2,100	$1.29	4d	1	1.28mi
3405 Hanna Ave N Lehigh Acres, FL	4.0	3.0	1698	$2,200	$1.30	25d	1	1.29mi
6016 Lindbrook Ave Fort Myers, FL	3.0	2.0	1422	$1,800	$1.27	22d	1	1.30mi
3208 66th St W Lehigh Acres, FL	4.0	2.0	1800	$2,100	$1.17	13d	1	1.30mi

Listing history 20 events

1. 2026-06-17
   days on market $332,650 Active 100 DOM
2. 2026-06-16
   days on market $332,650 Active 99 DOM
3. 2026-06-15
   days on market $332,650 Active 98 DOM
4. 2026-06-13
   days on market $332,650 Active 96 DOM
5. 2026-06-10
   days on market $332,650 Active 93 DOM
6. 2026-06-09
   days on market $332,650 Active 92 DOM
7. 2026-06-07
   days on market $332,650 Active 90 DOM
8. 2026-06-02
   days on market $332,650 Active 85 DOM
9. 2026-06-01
   days on market $332,650 Active 84 DOM
10. 2026-06-01
    days on market $332,650 Active 83 DOM
11. 2026-05-02
    status Active
12. 2026-03-17
    status Pending
13. 2026-02-22
    price $332,650
14. 2026-01-31
    price $357,650
15. 2026-01-22
    listed $351,650 Active
16. 2024-01-04
    soldstatus $22,000
17. 2024-01-03
    soldstatus $22,000 Closed 682-char remark

    Show marketing remark (682 chars)

    Great lot in a rapidly growing area near Lehigh Acres Community Park. Just 9 miles from Southwest Florida International Airport, 4.28 miles from a golf course, and 11 miles from shopping centers, with easy access to I-75 and the Gulf of Mexico. This 1/4 acre land lot offers a fantastic opportunity for your dream home, with no HOA association. Perfect for a family home, retirement residence, or rental investment. Located in a quiet, family-friendly neighborhood, it provides ample space for a home, pool, and yard. Centrally situated near SR-82, churches, hospitals, schools, and shopping, all while surrounded by nature. Vacant lots are in high demand, so secure this one today!

18. 2023-10-04
    listed $22,000 Active 682-char remark

    Show marketing remark (682 chars)

    Great lot in a rapidly growing area near Lehigh Acres Community Park. Just 9 miles from Southwest Florida International Airport, 4.28 miles from a golf course, and 11 miles from shopping centers, with easy access to I-75 and the Gulf of Mexico. This 1/4 acre land lot offers a fantastic opportunity for your dream home, with no HOA association. Perfect for a family home, retirement residence, or rental investment. Located in a quiet, family-friendly neighborhood, it provides ample space for a home, pool, and yard. Centrally situated near SR-82, churches, hospitals, schools, and shopping, all while surrounded by nature. Vacant lots are in high demand, so secure this one today!

19. 2011-08-18
    soldstatus $24,000
20. 1989-09-14
    soldstatus $5,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,979
• − Mortgage interest: −$18,634
• − Property taxes: −$4,990
• − Insurance: −$1,663
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − Depreciation: −$9,677
• Taxable loss: −$12,301
• Est. tax savings @ 24.0%: +$2,952
• After-tax cash flow: $-3,320/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Lehigh Acres

• Score: 59/100
• State rank: #826
• US rank: #20055

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety D- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lehigh Acres, FL
• County: Lee County · 788,662 people
• City population: 130,638
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 30,790
• Household income: $77,723
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 587.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 49% Two or more races 32% White 26% Black 19% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Cuban 14% Dominican 2%
• Common ancestry: Hispanic 7% Estonian 1% Romanian 1%
• Foreign-born: 31% · Canada, Vietnam, Guatemala
• Languages at home: 46% English-only · Spanish 41% French/Haitian/Cajun 9% Other Indo-European 2%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.68%
• Current HPI: 317.7147
• Rent YoY: ▼ -4.69%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+5948.2% since first listed

10 events — show timeline

• 2026-05-02 Relisted — FORTMLS
• 2026-03-17 Pending — FORTMLS
• 2026-02-22 Price Changed $332,650 FORTMLS
• 2026-01-31 Price Changed $357,650 FORTMLS
• 2026-01-22 Listed $351,650 FORTMLS
• 2024-01-04 Sold (Public Records) $22,000 Public Records
• 2024-01-03 Sold (MLS) $22,000 FORTMLS
• 2023-10-04 Listed $22,000 FORTMLS
• 2011-08-18 Sold (Public Records) $24,000 Public Records
• 1989-09-14 Sold (Public Records) $5,500 Public Records

Property tax history

+18.6%/yr

Latest (2025): $450 · +8.4% YoY. Source: county tax records.